3411 25th Ave · Meridian, MS 39305

$30,000

3 bd · 1.0 ba · 1,134 sqft · SingleFamily public records · 405 Days on market

Built 1950 0.26 ac lot $26/sqft · 64% below area ↓ 49% since listing

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy 3-Bedroom Home with Endless Possibilities. Discover the charm and potential of this 3-bedroom, 1.5-bathroom home that's waiting for your personal touch. With an attached one-car carport offering convenience and shelter, this property is brimming with opportunity. Whether you're a first-time buyer, an investor, or someone looking to create their dream space, this home is sold as is—making it the perfect canvas for your creativity. Don't let this chance slip away—schedule your showing today and envision the possibilities!

Key facts

• 0.26 acre lot
• Garage
• Built 1950

Tags

• ATTACHED ONE-CAR CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $755 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#141 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools D, amenities F, commute F.
• Meridian Public Schools (town): math 13% / reading 17% proficiency, ranked #109 of 130 in MS (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 83 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 18 units permitted in Lauderdale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $900 of value loss. Plan a longer hold.
• Lauderdale County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 405 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 405 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 4.06% ✓
• Cap rate: 36.48%
• Cash-on-cash: 107.82%
• DSCR: 5.80
• GRM: 2.1

CMA / ARV

• ARV (median comp): $99,900
• List price: $30,000
• Delta: -69.97%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.15×
• Total profit: $43,228
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 12.86×
• Total profit: $99,616
• Equity at exit: $2,594

Cash invested: $8,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Mississippi: 90 Strongly Landlord-Friendly · R+11
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; very landlord-favorable; no rent control.

Methodology + full state rankings →

ZIP-level market 39305

• Home prices YoY: -31.7%
• Active inventory: 83
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,218 high
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $755

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 33%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3915 30th Ave Unit 1 Meridian, MS	2.0	1.0	700	$900	$1.29	44d	1	0.50mi
2705 1/2 45th St Unit C-4 Meridian, MS	2.0	1.0	864	$995	$1.15	44d	1	0.73mi
3315 N Hills St Meridian, MS	1.0–2.0	1.0–2.0	975	$1,320	$1.35	44d	8	1.03mi
4609 Broadmoor Dr Meridian, MS	2.0	1.0	1050	$995	$0.95	44d	1	1.10mi
4924 24th Pl Meridian, MS	2.0	1.5	980	$825	$0.84	44d	1	1.22mi
4907 Shumate Rd Meridian, MS	2.0	1.0	700	$822	$1.18	44d	4	1.28mi
2619 17th St Meridian, MS	3.0	2.0	1200	$1,200	$1.00	44d	1	1.31mi
4315 Highway 39 N Meridian, MS	2.0	2.0	1018	$1,198	$1.18	44d	7	1.50mi

Listing history 9 events

1. 2026-06-07
   statusdays on market $30,000 Pending 405 DOM
2. 2026-06-02
   days on market $30,000 Active 402 DOM
3. 2026-06-01
   days on market $30,000 Active 401 DOM
4. 2026-05-31
   days on market $30,000 Active 400 DOM
5. 2026-05-30
   days on market $30,000 Active 399 DOM
6. 2026-05-06
   price $30,000 544-char remark

   Show marketing remark (544 chars)

   Cozy 3-Bedroom Home with Endless Possibilities. Discover the charm and potential of this 3-bedroom, 1.5-bathroom home that's waiting for your personal touch. With an attached one-car carport offering convenience and shelter, this property is brimming with opportunity. Whether you're a first-time buyer, an investor, or someone looking to create their dream space, this home is sold as is—making it the perfect canvas for your creativity. Don't let this chance slip away—schedule your showing today and envision the possibilities!

7. 2025-12-30
   price $38,000 544-char remark

   Show marketing remark (544 chars)

   Cozy 3-Bedroom Home with Endless Possibilities. Discover the charm and potential of this 3-bedroom, 1.5-bathroom home that's waiting for your personal touch. With an attached one-car carport offering convenience and shelter, this property is brimming with opportunity. Whether you're a first-time buyer, an investor, or someone looking to create their dream space, this home is sold as is—making it the perfect canvas for your creativity. Don't let this chance slip away—schedule your showing today and envision the possibilities!

8. 2025-09-02
   price $47,000 544-char remark

   Show marketing remark (544 chars)

   Cozy 3-Bedroom Home with Endless Possibilities. Discover the charm and potential of this 3-bedroom, 1.5-bathroom home that's waiting for your personal touch. With an attached one-car carport offering convenience and shelter, this property is brimming with opportunity. Whether you're a first-time buyer, an investor, or someone looking to create their dream space, this home is sold as is—making it the perfect canvas for your creativity. Don't let this chance slip away—schedule your showing today and envision the possibilities!

9. 2025-04-25
   listed $59,000 Active 544-char remark

   Show marketing remark (544 chars)

   Cozy 3-Bedroom Home with Endless Possibilities. Discover the charm and potential of this 3-bedroom, 1.5-bathroom home that's waiting for your personal touch. With an attached one-car carport offering convenience and shelter, this property is brimming with opportunity. Whether you're a first-time buyer, an investor, or someone looking to create their dream space, this home is sold as is—making it the perfect canvas for your creativity. Don't let this chance slip away—schedule your showing today and envision the possibilities!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,614
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$873
• Taxable income: $9,123
• Est. tax owed @ 24.0%: −$2,189
• After-tax cash flow: $6,868/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Meridian Public Schools
• NCES district ID: 2802910
• Math proficiency: 13% ▼ -12.00%
• Reading proficiency: 17% ▼ -4.00%
• Median HH income: $30,236
• Composite: 11.87/100
• National rank: #9673
• State rank: #109 of 130 in MS

Livability — Meridian

• Score: 64/100
• State rank: #141
• US rank: #14839

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment F Housing A Health & safety D- User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meridian, MS
• County: Lauderdale County · 42,445 people
• City population: 42,445
• Metro: Meridian, MS
• Population (ZIP): 21,638
• Household income: $67,712
• Rent vs Own: 31.9% rent · 68.1% own
• Severe rent burden: 791.0

Population outlook (Lauderdale County) Hauer SSP2

• Today (2025): 75,158 people
• By 2030: 72,770 · -3.2%
• By 2040: 67,309 · -10.4%
• By 2050: 61,797 · -17.8%
• By 2075: 49,790 · -33.8%
• By 2100: 39,797 · -47.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 53% Black 36% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Italian 3% Serbian 2% Lithuanian 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 95% English-only · Arabic 2% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Lauderdale

• 2024 margin: Strong R (+21.2) · D 39.0% · R 60.2%
• 2008→2024 swing: -2.3pp toward R · 2008: -18.9pp · 2024: -21.2pp
• All cycles: 2024: R+21.2 2020: R+16.0 2016: R+23.0 2012: R+15.5 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.15%
• Current HPI: 123.1214
• Rent YoY: —
• Metro: Meridian, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-49.2% since first listed

4 events — show timeline

• 2026-05-06 Price Changed $30,000 MLSU
• 2025-12-30 Price Changed $38,000 MLSU
• 2025-09-02 Price Changed $47,000 MLSU
• 2025-04-25 Listed $59,000 MLSU

Property tax history

+8.6%/yr

Latest (2025): $1,735 · +0.1% YoY. Source: county tax records.